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RMTB Locational Analysis of Crimes and Its Impact Toward the Housing

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RMTB Locational Analysis of Crimes and Its Impact Toward the Housing Research in Management of Technology and Business Vol. 2 No. 1 (2021) 1412–1426 © Universiti Tun Hussein Onn Malaysia Publisher’s Office RMTB Homepage: http://publisher.uthm.edu.my/periodicals/index.php/rmtb e-ISSN : 2773-5044 Locational Analysis of Crimes and Its Impact Toward the Housing Prices Chu Yi Ching1 & Burhaida Burhan1* 1Department of Real Estate Management, Faculty of Technology Management and Business, Universiti Tun Hussein Onn Malaysia, 86400 Parit Raja, Batu Pahat, Johor, MALAYSIA *Corresponding Author DOI: https://doi.org/10.30880/rmtb.2021.02.01.101 Received 1 March 2021; Accepted 30 Aprill 2021; Available online 1 June 2021 Abstract: Residential property is a basic need in people’s life and it is very important for humans to have a shelter. In general, crime plays a main role in the health of a city’s housing market. Areas that have low crime rates would enjoy higher property values simply because the buyers are willing to spend for security that they desired. On behalf of that, the objectives of this research are to analyze how the location impacts the crimes and to study the relationship between the location of crime and housing prices. The objectives of this study are achieved by analyzing the transaction data of residential properties provided by the Valuation and Property Services Department (JPPH) and the data of crime rates from Ibu Pejabat Polis Daerah (IPD) Batu Pahat. Hence, the research is focusing on Batu Pahat, Johor. The methodology used in this study is quantitative technique. The findings of this study revealed that the location that is near to the Central Business District (CBD) will increase the crime rates within the area and the regression analysis shows that there is a positive relationship between the location of crime and the housing price. Keywords: Crime rates, Housing crimes, Housing prices, Locational analysis. 1. Introduction In general, residential property is vital to human beings for the purpose of satisfying the psychological and economic needs. However, crime plays a main role in the health of a country’s housing market. According to Emmanuel and Lizam (2017), property crimes are capable of causing the neighborhood decline. Primarily, increases in crime will directly affect the community’s perception of safety in a neighborhood. It is not surprising because the property will sell at a discounted rate where a murder has been committed due to the psychological distress experienced by the nearby residents. This can be supported by Streimikiene (2015) where living in an insecure area will directly reduce the housing comfort and the property prices. Crime has a negative pricing effect on residential property *Corresponding author: [email protected] 2021 UTHM Publisher. All rights reserved. publisher.uthm.edu.my/periodicals/index.php/rmtb Chu Yi Ching & Burhaida, Research in Management of Technology and Business Vol. 2, No. 1 (2021) p. 1412-1426 (McIlhatton, McGreal, Taltayul and Adair, 2016). Lynch and Rasmussen (2001) revealed that a 1% increase in violent crimes reduces the property prices by 0.05%. Hence, it may discourage the community from buying a house in the crime area and this will directly lower the property value within that area as all home-buyers are willing to purchase a property that is free from criminal activities in order to secure themselves. It is noted that neighborhood attributes and environment are the main characteristics that makes the property values totally difference from one neighborhood to another (Islam, 2012). Thus, this study is aimed to determine whether the crimes will give impact to the housing price in the surrounding area. 1.1 Research Background There are several factors that can give a huge impact towards the property prices. Undoubtedly, crime is of course one of the main factors that can affect the housing values. This can be supported by Fadaei-Tehrani and Green (2002), where criminal activity can give a huge impact towards the losses of property values. According to the Muhammad Amin, Mohammad Rahim and Geshina Ayu (2014), there are total 314, 675 cases of crime have been reported within the year 2004 till 2013 in Malaysia. The study found out that the highest recorded crime cases is Selangor (91,962 cases) followed by Kuala Lumpur and Johor. Linden and Rockoff (2008) illustrate that the property price is negatively falling down which is close to the offenders’ location. Undoubtedly, home-buyers are willing to pay a premium in order to live in a physically safe environment to avoid crime. In fact, crime is one of the significant factors that will lead the home-buyers to consider when they are thinking of purchasing a property. Meanwhile, crime not only gave impact to the residents’ financially but emotionally as well especially in the highest crime rates area. This finding was supported by Gibbons (2004) where fear of offence and direct costs that are related with dwelling crimes have dynamic effects which will affect the home buyers’ decision. Hence, it is hoped that this research will be a step to give better results in identifying the housing prices due to the criminal activity, through analyses of locational impacts of the crime, and correlation methods done between crime locations and housing prices. The study is focusing on the location of Batu Pahat, Johor, Malaysia. Batu Pahat or known as Bandar Penggaram is a town and the capital of Batu Pahat District, Johor. It lies south-east of Muar, south-west of Kluang, north-west of Pontian and south of Segamat. There are two important aspects in this study, which are the location of the crimes and its impact towards the housing prices. The study will investigate whether the location of the crimes will cause any impacts to the property prices nearby. In Malaysia, crimes can be classified into 5 types which are the total crime, violent crime, property crime, theft and burglary (Baharom and Habibullah, 2009). Thus, types of the crime chosen for this research are the total crime, violent crime, property crime, theft and burglary. Hence, this study will be carried out based on the data from the beginning of the year 2012 till the end of the year 2016. 2. Literature Review According to Kauko (2003), the price of a property can be determined through the locational attributes. The price of a property has involved the value of the housing configuration characteristics (Lee and Li, 2009). According to Knaap (1998), there are two types of price models based on the standard economic theory in the interrelated markets which are the housing price and land price. Li (2013) illustrates that property price is referred to as disposable income, housing sales, real interest rate, vacancy rate and property investment. 1413 Chu Yi Ching & Burhaida, Research in Management of Technology and Business Vol. 2 No. 1 (2021) p. 1412-1426 According to the Board of Valuers, Appraisers and Estate Agents, Malaysia (2011) in Malaysian Valuation Standards Fourth Edition 2011, property is determined as a legal concept which includes all the interests, rights and benefits that related to the ownership. According to the Street, Drainage and Building Act 1974 (Act 133), residential property also known as dwelling property is used for the purpose of human habitation. According to the Guide on Land and Property Development published by Royal Malaysian Customs department in 2016, residential property is referred to as a building that is occupied as a residence or is capable to be occupied as a residence. In general, housing is essential to offer the residents a suitable place to sleep where they are free of risks and hazards. Housing is important to give a sense of personal security and personal space for the residents (Streimikiene, 2015). Hence, house is not only protecting the family members that live in it from the physical aspect, but it also protects in social, psychological and spiritual side. 2.1 Factors Affecting Property Price There are many factors which will give the obvious effect towards the housing price. Knaap (1998) illustrates that the housing price and the land price will increase when the metropolitan planning merely serves to preserve and enhance the neighborhood amenities. According to Lee and Li (2009), the neighborhood environmental characteristics, spatial and locational attributes, and the housing configuration are the factors that influence the price of a residential property. Tita, Petras and Greenbaum (2006) also note that the housing price for sale is also impacted by the tract level community attributes such as the population density, income, demographic composition, and the crime. There is a strong relationship between the population density and property prices. According to Lee (2016), the higher density referred to more residential units in the same amount of land. Meanwhile, this higher density could reduce property prices because of the increasing traffic congestion, reduce open spaces and generate more infrastructure costs. The higher the income of the household, the higher the probability that the household will purchase a property (Barrios, Colom and Molés, 2013). Higher income enhances the housing sales and property investment (Li, 2013). In general, market price of a property is determined by the accessibility, environment, social, neighborhood, and the physical attributes (Kauko, 2003). Hence, there are many previous studies indicating that the dwelling price or housing value is decreasing associated with the crime rates. According to Mariadas, Selvanathan and Hong (2016), housing prices are being affected by the population, construction cost, housing speculation and also the inflation rate. According to Adair, McGreal, Smyth, Cooper and Ryley (2000), accessibility is referred to as the distance between home and work. Transport accessibility can be measured through the distance from property to the new transport infrastructure. His findings found out that accessibility is an important factor in influencing the housing price especially in lower-income areas.
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